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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Lindsay Boyer Report Date: April 7, 2005 Email: lboyer@cstx.gov P&Z Meeting Date:April 19, 2005 Item: Public hearing, presentation, discussion, and possible action on a Conditional Use Permit for a Night Club, located in Suite D at 2551 Texas Avenue South in the Homestead Place Shopping Center (05-39). Applicant: Ibtissam Haj-Ali, applicant for Hookah Station Staff Recommendation: Staff recommends approval; however, the public hearing may bring forth additional information regarding potential impacts that may be associated with the proposed use. Item Summary: The applicant is requesting a Conditional Use Permit in order to open a nightclub with limited food service in a vacant lease space in the Homestead Place Shopping Center on Texas Avenue. The proposal includes a 2,000 square foot nightclub to be located in an existing vacant lease space. The proposed hours of operation are 11:00 a.m. to 10:00 p.m., Sunday through Wednesday, and 11:00 a.m. to 12:00 a.m., Thursday through Saturday. The total allowed occupancy for the lease space is 80 persons, and an expected employment of 10 people. The property currently has 124 parking spaces on site. The land plan report for the widening of Texas Avenue indicates that the property will lose 14 spaces with the widening of Texas Avenue, leaving 110 spaces. According to the UDO, the required number of spaces for a shopping center of this size, if developed today, would be 123 parking spaces. However, shopping centers are permitted to have a maximum of 25% of intense uses, including restaurants, coffee shops, nightclubs, and theatres, without additional parking being provided. Currently, the only other intense use is the Kindermusik music school in Suite F. With the addition of Hookah Station, the proportion of intense use in the shopping center would increase from 4% to 10%. Although the shopping center has limited parking, the other uses in the center have peak hours that differ from the proposed nightclub. A number of the tenants are offices and personal service retail with operating hours during standard business hours. The center is located adjacent to Park Place Plaza Shopping Center and the Oak Forest Manufactured Home Park. The distance between the back of building and the nearest single-family residence is 145-feet. The use would also be located approximately 400-feet north of College Station Baptist Church. Created on 4/7/2005 1:58 PM 1 C:IDocuments and Settings VboyerlDesktopRookah Station CUP.DOC Comprehensive Plan Considerations: The Land Use Plan designates this area as Retail Regional and Texas Avenue is a major arterial on the Thoroughfare Plan. The property is zoned C-1 General Commercial. The property is surrounded by C-1 to the north and south, R-4 developed as a manufactured home park to the east, and Texas Avenue to the west. Item Background: The property is currently platted. The Homestead Place Shopping Center was developed in the mid 1980's. The property was originally annexed in 1969, and has been designated C-1 prior to 1975. The property is located within the Krenek Tap Overlay which was applied in 2004. Staff Analysis: Article 3, Section 13 of the Unified Development Ordinance authorizes the existence of conditional uses. The Planning and Zoning Commission may recommend to the City Council to approve an application for a conditional use permit where it reasonably determines that there will be no significant negative impact upon residents of surrounding property or upon the general public. The City Council may permit a conditional use subject to appropriate conditions and safeguards, when after public notice and hearing the Council finds that: (Staff comments are in italics) 1. "The proposed use shall meet the purpose and intent of this UDO and the use shall meet all the minimum standards established in this UDO for this type of use. • Staff conducted a technical review and found general compliance with development regulations regarding the use, parking, and distance from incompatible uses. 2. "The proposed use shall be consistent with the development policies and goals and objectives as embodied in the Comprehensive Plan for development of the City. • The request is in compliance with the Comprehensive Plan. 3. "The proposed use shall not be detrimental to the health, welfare, or safety of the surrounding neighborhood or its occupants, nor be substantially or permanently injurious to neighboring property. • The public hearing is an opportunity for the Commission to measure the potential impact on surrounding land uses. Created on 4/7/2005 1:58 PM 2 C:IDocuments and Settings VboyerlDesktoplHookah Station CUP.DOC 4. "The proposed site plan and circulation plan shall be harmonious with the character of the surrounding area. • The proposed use is located in an existing commercial center with an approved site plan. 5. "The proposed use shall not negatively impact existing uses in the area or in the City through impacts on public infrastructure such as roads, parking facilities, electrical, or water and sewer systems, or on public services such as police and fire protection, solid waste collection, or the ability of existing infrastructure and services to adequately provide services. • The proposed site would not affect existing infrastructure. Although parking is limited, the center does not have more than 25% intense use, and additional parking is not required. 6. "The proposed use shall not negatively impact existing uses in the area or in the City. • At this time, there are no known negative impacts on existing uses associated with the proposed use. The public hearing is an opportunity to gauge the impact this use would have on the surrounding area. The City Council may impose additional reasonable restrictions or conditions to carry out the spirit and intent of this UDO and to mitigate adverse effects of the proposed use. These requirements may include, but are not limited to, increased open space, loading and parking requirements, additional landscaping, and additional improvements such as curbing, utilities, drainage facilities, sidewalks, and screening." Related Advisory Board Recommendations: N/A Commission Action Options: The Commission is a recommending body on the question of Conditional Use Permit. The options regarding the use permit are: 1. Approval; 2. Approval with conditions to mitigate adverse impacts relating to specific site characteristics or with time limitations; 3. Denial; 4. Table; or, 5. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Aerial 3. Application Created on 4/7/2005 1:58 PM 3 C:IDocuments and Settings VboyerlDesktoplHookah Station CUP.DOC NOTIFICATION: Legal Notice Publication(s): The Eagle; 04-01-05 and 4-29-05 Advertised Commission Hearing Dates(s): 04-19-05 Advertised Council Hearing Dates: 05-15-05 Number of Notices Mailed to Property Owners Within 200': 11 Response Received: None as of date of staff report Created on 4/7/2005 1:58 PM 4 C:1Documents and Settings Vboyer1DesktoplHookah Station CUP.DOC GrrffiC1111114 CITY OF COLLEGE STATION Planning&Development Services CITY OF COLLEGE STATION PLANNING & DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764-3570 / Fax (979)764-3496 TO: BEARD FAMILY PARTNERSHIP RE: COLLEGE HEIGHTS BLOCK D FAX: 979-695-2962 FROM: Lisa Lindgren, Staff Assistant DATE: April 14, 2005 RE: Agenda &Staff Report P&Z Meeting, April 19, 2005 Following this coversheet is a copy of the Staff Report that was prepared for the above referenced project. Please keep in mind that staffs responsibility is to provide the Planning & Zoning Commission with all pertinent facts of a development case, but that staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best interest to send a representative to the Planning & Zoning Commission meeting to speak on behalf of the proposal. This item is scheduled for the April 19, 2005, Planning & Zoning Commission Meeting. This meeting will begin at 7:00 P.M. in the City Hall Council Chambers., 1101 Texas Avenue. I have included a copy of the agenda for this meeting. Please contact our office at (979) 764-3570 if you should have any questions. Thanks. CITY OF COLLEGE STATION Planning&Development Services CITY OF COLLEGE STATION PLANNING & DEVELOPMENT SERVICES 1101 Texas Avenue South, PO Box 9960 College Station, Texas 77842 Phone (979)764-3570 / Fax (979)764-3496 TO: IBTISSAM HAJALI RE: COLLEGE HEIGHTS BLOCK D FAX: 979-775-6727 FROM: Lisa Lindgren, Staff Assistant DATE: April 14, 2005 RE: Agenda &Staff Report P&Z Meeting, April 19, 2005 Following this coversheet is a copy of the Staff Report that was prepared for the above referenced project. Please keep in mind that staff's responsibility is to provide the Planning & Zoning Commission with all pertinent facts of a development case, but that staff is not acting as an advocate for the applicants. Therefore, it is in the applicant's best interest to send a representative to the Planning & Zoning Commission meeting to speak on behalf of the proposal. This item is scheduled for the April 19, 2005, Planning & Zoning Commission Meeting. This meeting will begin at 7:00 P.M. in the City Hall Council Chambers., 1101 Texas Avenue. I have included a copy of the agenda for this meeting. Please contact our office at (979) 764-3570 if you should have any questions. Thanks. STAFF REPORT g 2t Project Manager: Lindsay Boyer Da re: April 7, 2005 Email: Iboyer@cstx.gov F' Z1-e 1J t1` Item: Public hearing, presentation, discussion, and possible action on a Conditional Use Permit for a Night Club, located in Suite D at 2551 Texas Avenue South in the Homestead Place Shopping Center (05-39). Applicant: Ibtissam Haj-Ali if Le.'tic , etg'46•%• . 14124Alt1 4 444CJ Staff Recommenda io,• lin ess the public hearin• • 'n•s to li•ht an new katk _ information indicating potential negative im•acts taff recommends approval. , , Item Summary: The applicant is requesting a Conditional Use Permit in order to "' ,b`4ft open a nightclub with limited food service in a vacant lease space in the bC or 4.- Homestead Place Shopping Center on Texas Avenu z,, The proposal includes a ea 2,000 square foot nightclub to be located in an existing acant lease space. The proposed hours of operation are 11:00 a.m. to 110 I p.m., Sunday through Wednesday, and 11:00 a.m. to 12:00 a.m., Thursda ( ,, ough Saturday. The total -°'y' " allowed occupancy for the lease space is 80 t' ,.ons, and an expected employment of 10 people. !^ - m',. ".- The property currently has 108 parking spaces on site. The land plan report for the widening of Texas Avenue indicates that the property will lose 17 spaces with the widening of Texas Avenue, leaving 91 spaces. According to the UDO, the required number of spaces for a shopping center of this size, if developed today, would be 123 parking spaces. However, shopping centers are permitted to have a maximum of 25% of intense uses, including restaurants, coffee shops, nightclubs, and theatres, without additional parking being provided. Currently, the only other intense use is the Kindermusik music school in Suite F. With the addition of Hookah Station, the proportion of intense use in the shopping center would increase from 4% to 10%. Although the shopping center has limited parking, the other uses in the center have peak hours that differ from the proposed nightclub. A number of the tenants are offices and personal service retail with operating hours during standard business hours. iett ' The center is located adjacent to Park Place Plaza S Aping Center and the Oak Forest Manufactured Home Park. The distance between the back of building and the nearest sin le-family residence is 14 The use would also be located approximately 600north of College Station Baptist Church. Comprehensive Plan Considerations: The Land Use Plan designates this area as Retail Regional and Texas Avenue is a major arterial on the Thoroughfare Created on 4/7/2005 1:58 PM 1 P:IGROUPIDevelopment Services\Planning&Zoning CommissionlLegal Review 20051April 19lHookah Station CUP.DOC Plan. The property is zoned C-1 General Commercial. The property is surrounded by C-1 to the north and south, R-4 developed as a manufactured home park to the east, and Texas Avenue to the west. Item Background: The property is currently platted. The Homestead Place Shopping Center was developed in the mid 1980's. The property was originally annexed in 1969, and has been designated C-1 prior to 1975. The property is located within the Krenek Tap Overlay which was applied in 2004. Staff Analysis: Article 3, Section 13 of the Unified Development Ordinance authorizes the existence of conditional uses. The Planning and Zoning Commission may recommend to the City Council to approve an application for a conditional use permit where it reasonably determines that there will be no significant negative impact upon residents of surrounding property or upon the general public. The City Council may permit a conditional use subject to appropriate conditions and safeguards, when after public notice and hearing the Council finds that: (Staff comments are in italics) 1. "The proposed use shall meet the purpose and intent of this UDO and the use shall meet all the minimum standards established in this UDO for this type of use. • Staff conducted a technical revi- , - .• found •eneral compliance with development re•ulatio ith the exception of the items listed below in - get ntciM �aff recommendation. 2. "The proposed use shall be consistent with the development policies and goals and objectives as embodied in the Comprehensive Plan for �` development of the City. `�'`"^� 4f2C9"" • The request is in compliance with the Comprehensive Plan. Joao -tt t t 3. "The proposed use shall not be detrimental to the health, welfare, or safety of the surrounding neighborhood or its occupants, nor be substantially or permanently injurious to neighboring property. • The public hearing is an opportunity for the Commission to measure the potential impact on surrounding land uses. 4. "The proposed site plan and circulation plan shall be harmonious with the character of the surrounding area. • The proposed use is located in an existing commercial center with an approved site plan. 5. "The proposed use shall not negatively impact existing uses in the area or in the City through impacts on public infrastructure such as roads, parking facilities, electrical, or water and sewer systems, or on public services such as police and fire protection, solid waste collection, or the ability of existing infrastructure and services to adequately provide services. Created on 4/7/2005 1:58 PM 2 P:IGROUP1Development Services1Planning&Zoning CommissionlLegal Review 20051April 191Hookah Station CUP.DOC • The proposed site would not affect existing infrastructure. Although parking is limited, the center does not have more than 25% intense use, and additional parking is not required. 6. "The proposed use shall not negatively impact existing uses in the area or in the City. • At this time, there are no known negative impacts on existing uses associated with the proposed use. The public hearing is an opportunity to gauge the impact this use would have on the surrounding area. The City Council may impose additional reasonable restrictions or conditions to carry out the spirit and intent of this UDO and to mitigate adverse effects of the proposed use. These requirements may include, but are not limited to, increased open space, loading and parking requirements, additional landscaping, and additional improvements such as curbing, utilities, drainage facilities, sidewalks, and screening." Related Advisory Board Recommendations: N/A Commission Action Options: The Commission is a recommending body on the question of Conditional Use Permit. The options regarding the use permit are: 1. Approval; 2. Approval with conditions relating to specific site characteristics or with time limitations; 3. Denial; 4. Table; or, 5. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Aerial 3. Application P f-totati 0 !'LYky ' 411:04.4-t- h 064- it44. NOTIFICATION: Legal Notice Publication(s): The Eagle; 04-01-05 and 4-29-05 Advertised Commission Hearing Dates(s): 04-19-05 Advertised Council Hearing Dates: 05-15-05 Number of Notices Mailed to Property Owners Within 200': 11 Response Received: None as of date of staff report Created on 4/7/2005 1:58 PM 3 P:IGROUPIDevelopment ServiceslPlanning&Zoning CommissionlLegal Review 2005t4pril 191Hookah Station CUP.DOC